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APC > MEASUREMENT > Flashcards

MEASUREMENT Flashcards

1
Q

Can you walk me through some of the main types of measuring equipment available?

A

Laser measure, scale ruler, tape measure, trundle wheel

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2
Q

Are you able to tell me about the laser measure that you use? What brand?

A

Leica. It can be used for indoors and outdoors and has a camera function to pinpoint where you are measuring to, when in bright daylight

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3
Q

Can you tell me why measurement is important?

A

To ensure we are valuing the correct size area and apply the correct value. Many valuations are based on areas so a small margin can make a big difference to the value and affects comparables.

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4
Q

What are the main bases of measurement in the code of measuring practice?

A

GIA, NIA and GEA

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5
Q

Can you tell me the definition of NIA?

A

Useable area within a building, face of internal finish, ignore skirting boards, taking each floor into account. Excludes: toilets, cleaners cupboards, stairwells, areas of with headroom under 1.5m

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6
Q

Can you give definition of GIA?

A

The whole enclosed area within external walls, take each floor into account but exclude the thickness of external walls. Includes: Area occupied by internal walls (structural or not) and partitions, Columns and piers, chimney breasts, lift wells, stairwells. Excludes: fire escapes, areas under 1.5m

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7
Q

Can you give definition of GEA?

A

Area of a building measured externally at each floor level. Includes everything except open sided balconies, covered ways and fire escapes, canopies, open vehicle parking areas, roof terraces, voids over or under structural, raked or stepped floors.

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8
Q

Can you give as an example of what class of property you would use for GIA and NIA?

A

GIA Industrial NIA shop

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9
Q

When might you use GEA?

A

Council tax valuation, building cost estimates for houses

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10
Q

What is the principle behind zoning?

A

Too measure back from the frontage of the shop/ building line. The frontage is higher value, as you zone back value reduces (halves), zone back by 6.1 metre zones. The value of these zones are expressed as a proportion of the value of Zone A. This enables the comparison of shops of different sizes on a £/m2 ITZA (In Terms of Zone A) basis.

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11
Q

How would you measure land? What sort of equipment would you use to measure land?

A

Check boundaries accurately on site with an OS plan and or land reg title document prior to calculating the area of a site. Trundle wheel or google maps/mapping software.

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12
Q

Can you tell us what IPMS is?

A

International Property Measurement Standards. IPMS ensures that property assets are measured in a consistent way. Coalition of over 80 professional organisations

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13
Q

Can you tell me what the internal dominant face?

A

A surface of section of wall that comprises over 50%

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14
Q

What are the asset classes for IPMS?

A

All buildings

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15
Q

Do we use IPMS for rating purposes?

A

No, we use code of measuring practice.

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16
Q

Why did you measure your case study property to NIA?

A

As per the Code of Measuring Practice NIA is the principle basis of measurement for rating of shops.

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17
Q

What properties does IPMS apply to?

A

All types of buildings independent of their use or occupation.

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18
Q

What is IPMS 2?

A

Floor area measured to the internal extent of the internal dominant face. Closely equate to GIA.

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19
Q

What to do you if your comps are NIA?

A

Work out the area of the components

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20
Q

Difference between NIA and IPMS3?

A

Net internal area where as IPMS 3 is useable floor area – space only for the exclusive use of an occupier and limited floor area then added to get total area. Limited floor areas INCLUDE columns, areas of less than 1.5m in height.

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21
Q

How would you measure an office?

A

To NIA, including useable space such as the main office and meeting rooms. I would exclude toilets, lobbies, cleaners cupboards, columns.

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22
Q

How would you measure a shop?

A

To NIA, including all useable space such as the shop floor and store rooms. I would exclude toielts, structural walls and area with headroom of less than 1.5m. I would zone the shop from the building line back 6.1 metre zones.

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23
Q

How would you measure an industrial?

A

To GIA, including the whole enclosed area within the external walls. I would exclude the external wall thickness, open fire escapes and canopies.

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24
Q

What professional statement did the RICS release to incorporate the international property measurement standards?

A

RICS property measurement 2nd edition 2018

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25
Q

What are the difference between IPMS and code of measuring practice?

A

Measuring to the internal dominant face.

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26
Q

Why did they brings IPMS in?

A

Consistent, global standard

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27
Q

You mentioned you measure a shop in Bristol, could you talk me through how you went about measuring the property?

A

Measuring from building line, 6.1 metre zones, I excluded structural walls and toilets.

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28
Q

What other areas could be excluded when measuring a retail property?

A

Fire escape, corridors, areas under 1.5m in height

29
Q

What is return frontage?

A

Where a retail unit occupies a corner position and has glazing on two sides – front and side elevation.

30
Q

How would you value property with return frontage?

A

Look at surrounding properties, the benefit of the return frontage to the occupier. Size.

31
Q

What did you use to measure the retail property?

A

Laser measure

32
Q

What are the limitations of laser measure?

A

Lighting issues, cant go over 200m

33
Q

How would you check laser measure was calibrated?

A

Take a measurement over a known distance

34
Q

What are the different IPMS measurements?

A

IPMS 1 – the floor area measured to external extent of the external walls
IPMS 2 – the floor area measured to the internal extent of the internal dominant face
IPMS 3.1 – the floor area available on an exclusive basis to an occupier measured externally
IPMS 3.2 – the floor area available on an exclusive basis to an occupier measured internally
IPMS 4.1 – the selected floor area in a building measured to finished surfaces including walls and columns
IPMS 4.2 – the selected floor area in a building measured to finished surfaces excluding (subtracting) wall and columns

35
Q

What does the VOA Code of Measuring Practice say – how does this differ from Code of Measuring?

A

The VOA Code is generally in line with the Code of Measuring however area with a headroom of less than 1.5m are excluded from GIA & GEA in VOA Code.

36
Q

What equipment can you use to measure?

A

Tape, laser, rod, ruler, software, trundle wheel

37
Q

What are the limitations of measuring equipment?

A

Laser measured tend to be accurate within 1.5mm up to 200m. Bright sunlight can distort measurements. Lasers are battery operated. Trundle wheel – could have obstacles in the way, human error as count the clicks

38
Q

What purposes have you measured land for?

A

I have measured land when valuing a site for potential acquisition for a hospital to expand a site. I have measured land for inheritance tax purposes when determining the extent of land with properties.

39
Q

What is the conversion from acres to hectares?

A

1 acre = 0.4046 hectares

40
Q

You mentioned you excluded areas in an office in Bristol, what other areas would you exclude when measuring an office?

A

In additional to pillars and communal areas, I would exclude toilets, plant rooms and stairwells.

41
Q

What is the standard eaves height? What eaves height did the industrial in wells have

A

The market norm for prime industrial is 8 metres. The property in Wells had an eaves height of 5.6 metres.

42
Q

What are typical scales?

A

1:50 for a room plan, 1:100 for a building plan, 1:2500 for a location plan

43
Q

Why are accurate measurements important?

A

Because they provide a basis for analysis and valuation. Size matters as it provides a basis for comparison, informs operation need and usable space. IPMS refers to having to state a degree of tolerance, reported as a percentage. Plus or minus 2%.

44
Q

What is the difference between “Property Measurement” and the Code of measuring practice?

A

Property Measurement coves IPMS and is mandatory. Code of Measuring practice covers non IPMS and provides recommendations for professional advice and areas of good practice.

45
Q

Please could you tell me a bit about your inspection of industrial property in Wells?

A

I measured a industrial unit for non-domestic rating. The unit had just been built and required measuring to input survey data onto our internal database. I measured the office to GIA taking note of value significant features such as eaves height. My measurements enabled accurate survey data to be inputted against the property address which would help determine the rateable value of the property.

46
Q

You mentioned eaves height, do you know different types of eaves height?

A

Internal eaves height, external eaves height,
Internal eaves height is the height between floor and underside of roof covering, supporting purlins or underlining at the eaves on the internal wall face
External eaves is the height between the ground surface and the exterior of the roof covering at the eaves on the external wall face ingorining any parapet

Other
Clear internal height – The height between the structural floor surface and the underside of the lowest point of the structural ceiling or roof.

47
Q

You said you measured to GIA what tools did you bring along with you to help with measurement?

A

Laser measure, tape measure, ruler

48
Q

Would you be able to explain to me exactly what is meant by GIA?

A

The whole enclosed area within external walls, take each floor into account but exclude the thickness of external walls. Includes: Area occupied by internal walls (structural or not) and partitions, Columns and piers, chimney breasts, lift wells, stairwells. Excludes: fire escapes, areas under 1.5m

49
Q

Industrial properties, quite often have land outside of them, if you were measuring that land, how would you go about that?

A

Trundle wheel or mapping software

50
Q

NIA - What about fire escapes, would you include or exclude?

A

Exclude

51
Q

What about if you had partition walls between the meeting rooms, that were none structural?

A

I would include them

52
Q

When you are onsite, taking measurement how do you ensure your floorplans are accurate?

A

I would print our previous plan, if available, I would measure using my laser, double checking and remeasuring, I would write my measurements neatly on the plan, on return to the office I might input the measurements onto floorplan software to show clearly the plan with measurements

53
Q

You say that you have used digital mapping, what are the disadvantages of using digital mapping of the software?

A

It is not updated regularly, cant see the boundary clearly and sometimes weather gets in the way.

54
Q

Would you always do 6.1 metre zones?

A

No, Oxford Street – 9.14 metre zones

55
Q

How many zones would you typically see?

A

London, more zones – D&E, F?
ABC everywhere else?

56
Q

Do you have any guidance you refer to while taking measurements?

A

Code of measuring, IPMS, Property Measurement

57
Q

Could you tell me what is meant by IPMS?

A

International Property Measurement Standards. IPMS ensures that property assets are measured in a consistent way. Coalition of over 80 professional organisations

58
Q

How come you didn’t use IPMS for the properties you measured for non-domestic rating?

A

As for non-domestic rating, valuation office uses code of measuring

59
Q

Could you tell me what is meant by dual reporting?

A

Reported on two measurement standards, IPMS and Code of Measuring

60
Q

A height of under 1.5 m would you include in GIA?

A

RICS includes areas less than 1.5m so does IPMS but for rating we exclude it.

61
Q

Could you tell me the key differences between Code of Measuring and IPMS?

A

Measure to internal dominance face,
Balconies and terraces are usually excluded from GEA, GIA and NIA
Columns and internal structural walls are included in IPMS 3 and excluded in NIA
Area under 1.5 metres in height are included in IPMS 3 and excluded in NIA

62
Q

What is the apex of the building?

A

Where the two pitches of the roof meet at the highest point of the building

63
Q

What would you use to measure with tape?

A

Columns circular, circumference, pie R squared, radius and diameter

64
Q

Why hasn’t the VOA adopted IPMS?

A

Because the amount of time and cost it would take to remeasure. Don’t have the resource to convert them all over

65
Q

Do you think VOA should switch over to IPMS?

A

We would have to assess whether appropriate use of government resources and make sure benefits outweigh that. I think it is important to dual measure for future proofing.

66
Q

Have you got any examples of IPMS? Say your office was instruction for disposal – what IMPS standard would you use?

A

No, I have not measured to IPMS and would have to refer to the guidance on which IPMS to follow

67
Q

For your office, why did you exclude pillars and communal areas?

A

As per NIA. Not useable area.

68
Q

What scale floor plan did you draw to?

A

1:50

69
Q

What would you measure industrial to if using IPMS?

A

IPMS 2

APC (13 decks)

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